To beat 5.25% mortgage rate....the corresponding, offsetting stock market return would be at least double that...To answer your question requires (1) knowing what risk adjusted return you will be able to earn in the future (2) knowing what interest rates will do in the future.  

If I were to reduce or take out the vacancy, the 2 would cashflow.

That’s $900 per year in earnings.  

I recently analyzed an asset of vacation cabins - where the seller would earn 23% ROI over a 5 year term.   

To avoid reducing your lifetime exemption, you could gift equity incrementally, but this requires proper legal structuring (e.g., fractional ownership transfers).

By accelerating your depreciation schedules, you reduce your taxable income which in turn increases your operating cash flow.

.-- Or, what we do is offer the free rent AFTER & ONLY if they pay their first 3 months of rent on time to earn it.4) Lower the rent 5% every 2-4 weeks until activity picks up.5) Understand this is the worst time of year to find tenants.-- Starts picking back up end of February when this tenant pool starts getting their income tax refunds and aren't broke anymore.6) Section 8: where is the property being advertised?

What process reduces the payoff by 12 years?  

The owners refused my advice to reduce price and they both sat vacant for months.

Excited to learn while I earn.